1155 Mullanphy Rd · Florissant, MO 63031

$156,000

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 55 Days on market

Built 1965 7,535 sqft lot $131/sqft · at area comps Est $164k · at est.

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.9/30.0
• ARV discount +9.7/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this 3 bedroom ranch!! Home features 3 spacious bedrooms, large eat-in kitchen, rear deck, large level lot, and much more just waiting for your finishing touches!! HUD acquired property. All purchasers welcome to bid. Open to all purchasers without preference after bid deadline. Property being sold as is. All utilities are turned OFF. Please use discretion when showing and bring a flashlight.

Key facts

• Recent upgrades
• 7,535 sq ft lot
• Built 1965

Tags

• INVESTMENT OPPORTUNITY
• CASH-FLOWING PROPERTY
• RECENT UPGRADES

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Private ownership
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Level lot; Concrete road access

Interior

• Kitchen: Microwave; Gas range; Gas oven; Refrigerator
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Full, partially finished basement; No fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $151k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 6.3% in Florissant — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#82 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, amenities D+, commute F.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mccurdy Elem. (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 329 students, 67% FRL); Hazelwood West High (math 16% / reading 42%, grade F, #407 of 521 statewide, top 78%, 2,042 students, 54% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,320 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $164,008
• List price: $156,000
• Delta: -4.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1285 Flamingo Dr	0.21mi	3/2.0	1,198 (+1%)	1mo	$215,000	$179	88
1865 Violet Dr	0.32mi	3/1.5	1,064 (-10%)	0mo	$100,000	$94	66
435 Lemondale Ln	0.66mi	3/2.0	1,212 (+2%)	2mo	$193,900	$160	64
290 Francisca Dr	0.45mi	3/1.5	1,092 (-8%)	1mo	$145,000	$133	63
1370 Harkee Dr	0.35mi	3/2.0	1,344 (+13%)	0mo	$189,900	$141	61
935 Kingsbrook Ln	0.48mi	3/1.5	1,078 (-9%)	2mo	$180,000	$167	58
660 Crabapple Ln	0.58mi	3/2.0	1,045 (-12%)	2mo	$199,999	$191	51
750 Blackbird Dr	0.51mi	3/1.5	1,025 (-14%)	1mo	$174,900	$171	50
2250 Loveland Dr	0.58mi	3/2.5	1,352 (+14%)	1mo	$159,900	$118	47
2328 Urbandale Dr	0.68mi	3/2.0	1,025 (-14%)	1mo	$140,400	$137	45
1910 Flamingo Dr	0.64mi	3/1.0	1,025 (-14%)	1mo	$199,500	$195	42
670 Starlet Dr	0.71mi	3/1.0	1,025 (-14%)	3mo	$185,000	$180	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-9,365
• Equity at exit: $23,260

10-year hold

• IRR: 5.4%
• Equity multiple: 1.42×
• Total profit: $18,494
• Equity at exit: $13,488

Cash invested: $43,680 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 63031

• Rents YoY: 4.3%
• Active inventory: 271
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$818
• Tax from tax record: −$178 /mo · $2,135/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $217

Break-even live

Break-even rent $1,343

Max offer price $156,000

Occupancy floor 82%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,000
• Closing costs: $4,680
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	3d	1	0.08mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	16d	1	0.22mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	0.26mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	4d	1	0.27mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	7d	1	0.35mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	7d	1	0.36mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	0.36mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	24d	1	0.41mi
4 Sharon Ct Florissant, MO	3.0	2.0	1108	$1,800	$1.62	2d	1	0.55mi
470 Hundley Dr Florissant, MO	3.0	2.0	962	$1,595	$1.66	44d	1	0.58mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	3d	1	0.61mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	12d	1	0.75mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	44d	1	0.95mi
2245 Lindsay Ln Florissant, MO	4.0	2.0	1466	$1,800	$1.23	16d	1	0.96mi
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	7d	1	0.99mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	2d	1	1.03mi
330 Moule Dr Florissant, MO	3.0	1.0	1014	$1,575	$1.55	44d	1	1.04mi
13 Bruce Dr Unit Bruce 13-2 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	1.08mi
13 Bruce Dr Florissant, MO	2.0	1.0	880	$975	$1.11	24d	1	1.08mi
14 Bruce Dr Unit Bruce 14-4 Florissant, MO	2.0	1.0	880	$975	$1.11	44d	1	1.09mi
3 Champlain Ct Florissant, MO	3.0	1.0	1100	$1,600	$1.45	44d	1	1.09mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	1.09mi
1710 Kay Dr Florissant, MO	3.0	1.0	960	$1,500	$1.56	2d	1	1.09mi
9 Saint Celeste Dr Florissant, MO	3.0	1.0	992	$1,450	$1.46	44d	1	1.13mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	24d	1	1.13mi
10 Saint Celeste Dr Florissant, MO	2.0	1.0	716	$1,290	$1.80	12d	1	1.15mi
785 Florland Dr Florissant, MO	3.0	1.0	1100	$1,700	$1.55	18d	1	1.15mi
2316 Millvalley Dr Florissant, MO	3.0	3.0	1189	$1,696	$1.43	15d	1	1.20mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	2d	1	1.24mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	7d	1	1.25mi
155 Reeb Ln Apt 2 Florissant, MO	2.0	1.0	850	$995	$1.17	44d	1	1.26mi
1983 Greenheath Dr Florissant, MO	3.0	2.0	1040	$1,331	$1.28	3d	1	1.26mi
167 Reeb Ln Florissant, MO	1.0–2.0	1.0	850	$1,300	$1.53	2d	4	1.29mi
2942 Chance Dr Florissant, MO	3.0	1.0	912	$1,700	$1.86	12d	1	1.36mi
21 Quick Dr Apt 1 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	1.37mi
21 Quick Dr Apt 3 Florissant, MO	2.0	1.0	850	$995	$1.17	24d	1	1.37mi
23 Quick Dr Apt 2 Florissant, MO	2.0	1.0	850	$1,100	$1.29	44d	1	1.38mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,290	$1.60	2d	14	1.44mi
858 Hazelvalley Dr Hazelwood, MO	3.0	1.5	912	$1,450	$1.59	44d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $156,000 Active 55 DOM
2. 2026-06-17
   days on market $156,000 Active 54 DOM
3. 2026-06-16
   days on market $156,000 Active 53 DOM
4. 2026-06-15
   days on market $156,000 Active 52 DOM
5. 2026-06-13
   days on market $156,000 Active 50 DOM
6. 2026-06-13
   days on market $156,000 Active 49 DOM
7. 2026-06-09
   days on market $156,000 Active 46 DOM
8. 2026-06-08
   days on market $156,000 Active 45 DOM
9. 2026-06-07
   days on market $156,000 Active 44 DOM
10. 2026-06-05
    days on market $156,000 Active 41 DOM
11. 2026-06-03
    days on market $156,000 Active 40 DOM
12. 2026-06-02
    days on market $156,000 Active 39 DOM
13. 2026-06-01
    days on market $156,000 Active 38 DOM
14. 2026-05-31
    days on market $156,000 Active 37 DOM
15. 2026-04-24
    listed $156,000 Active 435-char remark
16. 2025-01-05
    status Active
17. 2024-12-20
    historical
18. 2024-07-14
    status Active
19. 2024-07-09
    status Pending
20. 2024-06-21
    listed $160,000 Active
21. 2023-10-23
    historical
22. 2023-10-15
    listed
23. 2023-08-29
    historical
24. 2023-08-12
    listed
25. 2022-12-21
    historical
26. 2012-07-25
    soldstatus

    Show marketing remark (407 chars)

    Don't miss this 3 bedroom ranch!! Home features 3 spacious bedrooms, large eat-in kitchen, rear deck, large level lot, and much more just waiting for your finishing touches!! HUD acquired property. All purchasers welcome to bid. Open to all purchasers without preference after bid deadline. Property being sold as is. All utilities are turned OFF. Please use discretion when showing and bring a flashlight.

27. 2012-04-18
    listed $37,000

    Show marketing remark (407 chars)

    Don't miss this 3 bedroom ranch!! Home features 3 spacious bedrooms, large eat-in kitchen, rear deck, large level lot, and much more just waiting for your finishing touches!! HUD acquired property. All purchasers welcome to bid. Open to all purchasers without preference after bid deadline. Property being sold as is. All utilities are turned OFF. Please use discretion when showing and bring a flashlight.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $2,135 · $178/mo
• Projected year-2 tax: $2,135 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,410
• − Mortgage interest: −$8,738
• − Property taxes: −$2,135
• − Insurance: −$780
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$4,538
• Taxable income: $112
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $2,574/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 of 324 in MO

Livability — Florissant

• Score: 73/100
• State rank: #82
• US rank: #5406

Category grades

Amenities D+ Commute F Cost of living A+ Crime C- Employment C Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florissant, MO
• County: Saint Louis County · 888,823 people
• City population: 69,104
• Metro: St. Louis, MO-IL
• Population (ZIP): 50,196
• Household income: $70,811
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1279.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Black 41% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 3% Swedish 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -223.57%
• Current HPI: 202.7192
• Rent YoY: ▲ 4.27%
• Metro: St. Louis, MO-IL
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+321.6% since first listed

13 events — show timeline

• 2026-04-24 Listed $156,000 MARIS as Distributed by MLS Grid
• 2025-01-05 Relisted — MARIS as Distributed by MLS Grid
• 2024-12-20 Delisted — MARIS as Distributed by MLS Grid
• 2024-07-14 Relisted — MARIS as Distributed by MLS Grid
• 2024-07-09 Pending — MARIS as Distributed by MLS Grid
• 2024-06-21 Listed $160,000 MARIS as Distributed by MLS Grid
• 2023-10-23 Rental Removed — BUILDIUM
• 2023-10-15 Listed for Rent — BUILDIUM
• 2023-08-29 Rental Removed — BUILDIUM
• 2023-08-12 Listed for Rent — BUILDIUM
• 2022-12-21 Rental Removed — RENT.
• 2012-07-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-04-18 Listed $37,000 MARIS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2022): $2,135 · +2.7% YoY. Source: county tax records.